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434/436 Bell, Lehigh Acres, FL 33974
Two-unit residential property with tile flooring, open interiors, and convenient access to SR-82.
Property Size2,242 SF
Price / SF$227.48
Days on Market207
Property Features for 434/436 Bell
General Information
Standard status
Active
Size
2,242 SF
Total Parking Spaces
2
Property subtype
Multifamily
Zoning
RM-2
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Canvas Real Estate
Listed By:
Liliana Ceballos · License #3114468
Source:
Crexi
Added: Feb 6
Changed: Aug 29
Last Checked: Aug 31 at 7:59PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Canvas Real Estate
Investment Insights
Based on property information with market context.
Constructed in 2026, this duplex contains 2,242 square feet and is located at 434/436 Bell in Lehigh Acres. The property includes two residential units, with the available remarks describing a three-bedroom, two-bath layout. Interior details include tile flooring throughout, an open-concept arrangement, large closets, updated bathrooms, and a kitchen with contemporary finishes.
The property is zoned RM-2 and offers access to SR-82. Shopping, dining, local parks, and schools are identified within the surrounding area, providing convenient access to everyday services and community amenities.
The property is zoned RM-2 and offers access to SR-82. Shopping, dining, local parks, and schools are identified within the surrounding area, providing convenient access to everyday services and community amenities.
Key Highlights
- 2026 construction with 2,242 square feet
- Duplex at 434/436 Bell, Lehigh Acres, FL 33974
- Three‑bedroom, two‑bath layout described in the listing
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,856
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.68%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$477,120
$477.1K
Cap Rate 7%
$340,800
$340.8K
Cap Rate 9%
$265,067
$265.1K
Market Conditions
NOI Build-Up for 2,242 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$36.3K $16.20/SF
− Vacancy
−$2.2K −$1.00/SF
EGI
$34.1K $15.20/SF
− OpEx
−$10.2K −$4.56/SF
NOI
$23.9K $10.64/SF
Area
ZIP 33974
Vacancy
6.17%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$477,120
Cap Rate 7%
$340,800
Cap Rate 9%
$265,067
Alternative Uses
Best Use
Multifamily LT 5
$340.8K
$298.2K – $397.6K
NOI $23,856 @ 7.0% cap · market cap 4.68%
Second Best
Apartment 5plus
$296.5K
$259.4K – $345.9K
NOI $20,753 @ 7.0% cap · market cap 4.07%
Theoretical Best
Specialty Retail
$863.1K
$755.2K – $1.01M
NOI $60,417 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 33974, FL
17,233
Population
5,771
Households
3
Avg Household Size
33
Median Age
16%
College-Educated
84%
High-School Grad
22.4 sq mi
ZIP Area
769
Density / Sq Mi
$65,809
Median Household Income
$33,982
Median Earnings
$1,698
Median Rent
$272,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with tile flooring, open interiors, and convenient access to SR-82.
Where is this duplex located?
The property is located at 434/436 Bell Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: 2026 construction with 2,242 square feet; Duplex at 434/436 Bell, Lehigh Acres, FL 33974; Three‑bedroom, two‑bath layout described in the listing
